April 2026 Note from Jim — “Home” matters more than ever. This month: Curiosity, the Charlottesville real estate market in the first quarter of 2026, AI and retention of expertise, you are not alone.
Posts Published by Jim Duncan
Father, husband, Charlottesville real estate agent, bicycle rider & soccer coach. And more. Lots more.
The Value that Solar Panels Bring to House – A Client Story
When evaluating a property with an existing solar array, the most critical step is determining whether the panels are owned outright or tied to a third-party lease that could complicate your mortgage. Buyers must also verify the transferability of manufacturer warranties and understand how Dominion or Appalachian Power handles the transition of net-metering credits. Finally, always cross-reference the age of the solar installation with the age of the roof to avoid the significant future expense of removing and resetting panels for a roof replacement.
![Visual Overview Top Section: Under the heading "How many houses sold," there is a large box containing data for two areas labeled "Cville" and "Alb" for the year 2025. Cville 2025: Lists 417 total ($500k), with sub-categories: 297 det (detached), 53 att (attached), and 67 condo. Alb 2025: Lists 1576 total ($558,700), with sub-categories: 947 det, 501 att, and 128 condo. Middle Section: An arrow points down from the box to the number 1993, which is underlined. Bottom Section: A list of specific property attributes associated with the 1993 figure: 1003 had 1st floor primary 718 < 1 acre 171 between $600k - $900k 117 > 1900 [sq ft] 61 > 4 br (bedrooms) 61 > 2 ba (bathrooms) 49 detached 5 new const. (construction) The page is written on lined cream-colored paper, and the handwriting is cursive-leaning and informal. A small note on the right margin mentions 2026.](https://www.realcentralva.com/wp-content/uploads/2026/04/IMG_5939-550x756.jpeg)
How Many Homes Sold in Charlottesville Last Year (an MLS Story)
How many homes sold in Charlottesville and Albemarle in 2025? Thanks to the MLS, that’s not a hard question — 1,993 total, narrowing to 49 if you want detached, 4-bedroom, first-floor primary under an acre between $600K and $900K. Now imagine answering that without a mostly-comprehensive database, because that’s where private listing networks are pushing us.
Flipping the Parental Switch – Part 2 of 3
About 48% of resale homes sold in our market have first-floor living — and that number hasn’t moved in a decade. New construction is worse: only 31.6% have a first-floor primary, and the median price is over a million dollars. If multi-generational living is on your radar, here’s what to actually look for.
Flipping the Parental Switch – Part 1 of 3
Flipping the switch – when parents follow grandkids, and kids care for the parents, in Charlottesville, and beyond, in 2026. Things have changed a bit since I first wrote this story in 2015.
Teamwork to Search (the Internet) for Homes
Searching for homes in the Charlottesville Virginia market requires teamwork – buyers and realtors searching multiple sites for homes.
e-bikes are good
riding an e-bike around Charlottesville is fun – good for errands, meetings, exploring the City, and not driving a car. We have an e-bike library, and lots of great local bike shops to help you make a good decision.